Remodeled
For Sale
$800,000
2020 S 4th Street, Fresno, CA 93702
Matching residences feature refreshed kitchens, bathrooms, flooring, fixtures, and paint throughout the property.
Property Size3,640 SF
Days on Market36
Property Features for 2020 S 4th Street
General Information
Standard status
Active
Size
3,640 SF
Property subtype
Multi Family Home
Building Details
Building Size
3,640 SF
Year Built
1985
Stories
2
Units
4
Listing Agency:
Realty One Group Action
(559) 691-4258
Listed By:
Lanee S. Xiong
(559) 691-4258
Source:
Coalingamidstaterealty
Added: Jul 27
Changed: Aug 29
Last Checked: Aug 30 at 5:39PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Realty One Group Action
Investment Insights
Based on property information with market context.
Built in 1985, this four-unit residential income property contains matching residences along with a dedicated laundry unit. Interior improvements include updated flooring, paint, fixtures, kitchens, and bathrooms, giving each unit a refreshed configuration. Exterior work has addressed the walls, roof, windows, and sliding doors.
Each residence is leased on a one-year term, providing a consistent lease structure across the property. The combination of four similar units, completed renovations, and a separate laundry area supports straightforward property oversight and operational consistency.
Each residence is leased on a one-year term, providing a consistent lease structure across the property. The combination of four similar units, completed renovations, and a separate laundry area supports straightforward property oversight and operational consistency.
Key Highlights
- Four‑unit quadplex with matching residences
- Separate laundry unit included on the property
- Interior updates include flooring, paint, fixtures, kitchens, and bathrooms
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$47,676
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.96%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$953,520
$953.5K
Cap Rate 7%
$681,086
$681.1K
Cap Rate 9%
$529,733
$529.7K
Market Conditions
NOI Build-Up for 3,640 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$72.1K $19.80/SF
− Vacancy
−$4.0K −$1.09/SF
EGI
$68.1K $18.71/SF
− OpEx
−$20.4K −$5.61/SF
NOI
$47.7K $13.10/SF
Area
ZIP 93702
Vacancy
5.50%
Lease Rate
$19.80 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$953,520
Cap Rate 7%
$681,086
Cap Rate 9%
$529,733
Alternative Uses
Best Use
Multifamily LT 5
$681.1K
$596.0K – $794.6K
NOI $47,676 @ 7.0% cap · market cap 5.96%
Second Best
Apartment 5plus
$611.7K
$535.2K – $713.6K
NOI $42,817 @ 7.0% cap · market cap 5.35%
Theoretical Best
Office A
$888.3K
$777.2K – $1.04M
NOI $62,179 @ 7.0% cap · market cap 7.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
306
Businesses Nearby
Explore this area
Business Placement
Demographics for 93702, CA
45,741
Population
13,386
Households
3.4
Avg Household Size
29
Median Age
9%
College-Educated
57%
High-School Grad
5.2 sq mi
ZIP Area
8,796
Density / Sq Mi
$44,849
Median Household Income
$27,486
Median Earnings
$1,110
Median Rent
$211,900
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Matching residences feature refreshed kitchens, bathrooms, flooring, fixtures, and paint throughout the property.
Where is this quadplex located?
The property is located at 2020 S 4th Street Fresno, CA.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: Four‑unit quadplex with matching residences; Separate laundry unit included on the property; Interior updates include flooring, paint, fixtures, kitchens, and bathrooms
